16.03 - Subdivision Map Application Processes

The purpose of this chapter is to explain the subdivision map review process as operated by the City of Sonora.

(Adopted by Ord. 646 on 7/18/1988)

All proposed subdivisions are subject to review for their potential environmental impacts in accordance with the California Environmental Quality Act (CEQA). The time frames, standards, conditions and other elements of the city's subdivision review process as described in this chapter or elsewhere in this title are subject to the CEQA process. The City of Sonora generally processes environmental review concurrently with a tentative map application. An environmental initial study checklist should therefore accompany any tentative map application. The developer should also be aware that application processing and conditions for approval could be affected by the requirement of any environmental impact report, if deemed necessary, and by mitigation measures. Significant environmental impact could also be grounds for denial of the proposed subdivision.

(Adopted by Ord. 646 on 7/18/1988)

Before a tentative map application is accepted as complete for processing in accordance with provisions contained in Section 16.03.080 of this chapter, the community development director shall conduct a general plan consistency review. The applicant will be advised if the application is not, in the director's opinion, consistent with the general plan and if the subdivision application could be revised to be in conformance with the general plan or if an application for general plan amendment should first be necessary.

(Adopted by Ord. 646 on 7/18/1988)

A.

A preliminary development plan may be submitted by a developer at his/her option, to the planning commission for the purposes of receiving an advisory opinion on the land use, density and other items being proposed. Such preliminary development plan shall be clearly labeled preliminary and should include a location plan, plot plan showing the approximate location of lots, buildings, building sizes and use, parking areas, circulation and may include any special features being proposed. Such plan shall be of sufficient scale and accuracy to clearly show the intentions of the developer.

B.

A preliminary development plan shall be accompanied by fees equivalent to one-half the fees normally required for a tentative map, rezoning or other required city approval. Such application and fees shall entitle the applicant to one review before the planning commission and one advisory opinion of the land use and density proposed.

C.

An advisory opinion of the planning commission issued on a preliminary development plan shall not be construed as approval or disapproval of the project. The purpose of the advisory opinion shall be to provide assistance and advice to the owner in the preparation of a formal proposal. Fees for the formal proposal will not be reduced because fees were paid for an advisory opinion, neither will public hearing requirements or other normal processing requirements be affected.

(Adopted by Ord. 646 on 7/18/1988)

A tentative and final map shall be required for all divisions of land which are intended to be divided into five or more parcels, five or more condominiums as defined in Section 783 of the state Civil Code, a community apartment project containing five or more parcels, or for the conversion of a dwelling to a stock cooperative containing five or more dwelling units, except where:

A.

The land before division contains less than five acres, each parcel created by the division abuts upon a maintained public street or highway and no dedications or improvements are required by the legislative body, or

B.

Each parcel created by the division has a gross area of twenty acres or more and has an approved access to a maintained public street or highway, or

C.

The land consists of a parcel or parcels of land having approved access to a public street or highway which comprises part of a tract of land zoned for industrial or commercial development and which has the approval of the governing body as to street alignments and widths, or

D.

Each parcel created by the division has a gross area of not less than forty acres or is not less than a quarter section.

A parcel map shall be required for those subdivisions described in subsections (A), (B), (C), and (D) above.

(Adopted by Ord. 646 on 7/18/1988)

16.03.060 - Minor Subdivision - Four or Less Lots or Units

A tentative map and parcel map shall be required for all divisions of land which create four or less parcels or condominiums, except for:

A.

Divisions of land created by short-term leases (terminable by either party on not more than thirty days' notice in writing) provided, however, that upon a showing made to the city engineer based upon substantial evidence that public policy necessitates such a map, this exception shall not apply.

B.

Lot line adjustments, provided:

1.

No additional parcels or building sites have been created.

2.

The adjustment does not create the potential to further divide either of the two parcels into more parcels than would have been otherwise possible.

3.

There are no resulting violations of city ordinances or state laws.

C.

When the parcel map is waived by the planning commission as provided by Section 16.03.110(G).

A plat map, in the form of a parcel map or record of survey as required by the city engineer, and a certificate of compliance in accordance with Chapter 16.09 shall be required for lot line adjustments, mergers, certificates of compliance and parcel map waivers.

(Adopted by Ord. 646 on 7/18/1988)

Except as otherwise provided in Section 16.03.080 and tentative maps deemed acceptable for review and consideration by the City of Sonora shall be prepared by a surveyor or engineer registered with the state of California and shall contain, at minimum, all of the following:

A.

A title which includes the subdivision name and type of subdivision (major or minor subdivision tentative map).

B.

Name(s), address(es) and phone number(s) of all persons owning any title or interest in the area to be subdivided together with a statement signed by each person indicating that he or she is aware of the

proposed subdivision and that he or she owns no title or interest in properties adjacent to those involved in the subdivision.

C.

Name(s), address(es) and phone number(s) of subdivider and engineer or surveyor preparing the map.

D.

Date of map, north arrow and scale of map.

E.

Vicinity map, often shown as an inset map of larger scale showing the boundaries of the property to be subdivided in relation to familiar surrounding features such as major roads, highways, or existing developments.

F.

The external boundary of the area to be subdivided, shown with a bold line together with approximate bearings and distances of such lines. The external boundary of any "remainder" that is greater than five acres need not be shown; however its location shall be indicated together with a deed reference to the existing record of its boundaries.

G.

The names of adjacent subdivisions or property owners together with the zoning or existing land use of such adjacent properties.

H.

Statement concerning existing and proposed land use of the area to be subdivided.

I.

Statement specifying approximate total area of land or building space being subdivided, the total number of lots or units proposed and the average size, the maximum size and the minimum size of each. The approximate area of any remainder shall also be specified.

J.

Location of existing surface and subsurface structures on or within twenty-five feet of the area to be subdivided. Buildings or structures to be modified or removed shall be so indicated.

K.

Existing topography shown as dashed or lightly drawn contour lines. Contours shall be shown at two-foot intervals if the existing ground slope is less than ten percent and at not less than five-foot intervals for existing ground slopes equal to or greater than ten percent.

L.

All ponds, marsh areas, water courses, wells, drainage facilities or areas subject to flooding or overflow.

M.

If significant grading or drainage control is proposed, the map or a separate map shall clearly show the proposed new contour lines at intervals specified in (k) above and show and/or list the drainage control measures that are proposed. Proposed cut and fill operations that may affect building sites, improvements or public health and safety shall be fully disclosed using commonly acceptable engineering methods.

N.

Approximate size, location and species of trees or groups of trees on the property, and identification of any trees proposed to be removed.

O.

The widths, location, identity (by deed reference, if available) and purpose of all easements either existing or proposed and the location of all existing or proposed utility installations. Proposed utility service providers shall be specified.

P.

The approximate lot layout and the approximate dimensions of each lot and of each building site. Engineering data shall show the preliminary design of all grading, the approximate elevation of proposed building pads, the top, toe and ratio of cut and fill slopes to scale, and the number of each lot.

Q.

The location, pavement and right-of-way width, grade and name of existing streets or highways.

R.

Centerline and edge of pavement location, centerline grades, centerline radius and arc length of curves, pavement and right-of-way width and name of all proposed on-site and off-site streets, alleys and related improvements. Typical sections of all proposed streets shall be shown or stated, and their proposed classification (arterial, collector or local, public or private) shall be specified.

S.

The location and radius of all curb returns and cul-de-sacs.

T.

The angle of intersecting streets if such angle deviates from a right angle by more than four degrees.

U.

Any proposed open space, recreation sites, common areas or areas proposed to be dedicated for open space or recreation.

V.

Drawings and/or lists of all off-site and on-site public improvements in addition to roads or other items previously listed which are proposed to be constructed or paid for by the developer.

W.

If the subdivider plans to develop the site as shown on the tentative map in phases, then he shall show the proposed sequence of phasing on the tentative map.

X.

A copy of any conditions, restrictions or covenants affecting the property to be subdivided or that may be proposed. Preliminary title report showing the legal owners at the time of filing of the tentative map.

Y.

The community development director may waive or modify items required in this section, if, after consultation with the city engineer, such items are found to pertain to conditions unaffected by the proposed subdivision or to be adequately available in existing records of the city.

Z.

The director may require that the following listed items be submitted with a tentative map application if conditions so warrant. Nothing shall preclude a developer from submitting any or all of the following listed items before the director has made a formal decision regarding the completeness of the tentative map application:

1.

Preliminary soils report prepared by licensed civil engineer.

2.

Preliminary engineering geology and/or seismic safety report prepared by licensed civil engineer and/or registered geologist with expertise in the appropriate field of study.

3.

Certification in writing from any or all utilities or service providers that may be involved stating that the proposed subdivision can and will be adequately served.

(Adopted by Ord. 646 on 7/18/1988)

A.

Application Submittal.

1.

Tentative Map Application. Two copies of any proposed tentative map shall be submitted to the community development director for review of its completeness before processing. A complete application shall consist of the following items:

a.

All items listed in Section 16.03.070 of this chapter;

b.

A discussion of the reasons why any of the items listed in Section 16.03.070 may not be applicable and are not included with the tentative map application;

c.

A filing fee as set forth by resolution of the city council; and

d.

An environmental initial study checklist form as provided by the city.

2.

City's Review for Completeness. Not later than thirty days after the director has received an application for a tentative map, the director shall determine in writing whether the application is complete and shall immediately transmit the determination to the applicant for the tentative map. Upon receipt of any resubmittal of the application, a new thirty-day period shall begin during which the director shall determine the completeness of the application. If an application is determined not to be complete, the director's determination shall specify those parts of the application which are incomplete and shall indicate the manner in which they can be made complete. The director may disagree with items that the applicant has stated are not applicable under subsection (A)(1)(a) of this section and chapter and may require that the applicant address such items before the application may be accepted for processing.

If the application together with the submitted materials are resubmitted more than one time and the director determines in each instance that the application is not complete, the applicant may appeal the director's decision in writing to the planning commission. There shall be a written determination by the planning commission within sixty calendar days after receipt of the applicant's written appeal. If the written determination is not made within the sixty-day period, the application with submitted materials shall be deemed complete for the purposes of this chapter.

3.

Exception to Time Limits. The city may determine that a tentative map application cannot be accepted as complete unless or until a general plan amendment, rezoning, use permit, or other city land use approval is obtained. When such a determination is made by the director or, if appealed, by the planning commission, then the time limits specified in preceding subsection (A)(2) shall not apply until the necessary land use approval is adopted or approved by the planning commission or city council.

Application-Number of Copies. When a tentative map application is accepted by the city as complete for processing, the director shall, in his written determination, notify the applicant of the number of copies of the complete application that would be necessary to insure complete review by all persons or agencies who might be affected by the proposed project. The permit processing time limits specified in following sections of this chapter shall not begin until the total number of requested, complete copies are received by the city.

B.

Application Review.

1.

Review by Affected Persons or Agencies. Upon the submittal of the requested number of complete copies of the tentative map application pursuant to Section 16.03.080(A)(4), the director shall direct the transmittal of copies of the application to all persons or agencies who are determined to have an interest therein. Each person or agency receiving copies of the application shall be allowed thirty calendar days to submit their comments upon the application to the planning commission. If, however, an environmental impact report (EIR) is required to be prepared concurrent with the tentative map application and is necessary for adequate review of the project, then the thirty-day time limit may be extended to be not less than forty-five calendar days.

2.

Notice of Public Hearing(s). Upon receipt of the requested number of complete copies of the tentative map application pursuant to Section 16.03.080(A)(4) the director shall set the matter for public hearing. At least ten calendar days before the public hearing, the director shall cause notice to be given of the time, date and place of said hearing including a general explanation of the matter to be considered and a general description of the area affected, and the street address, if any, of the property involved. Said notice shall be published at least once in a newspaper of general circulation, published and circulated in the city.

In addition to notice by publication, the city shall give notice of the hearing by mail or delivery to all persons, including businesses, corporations, or other public or private entities shown on the last equalized assessment roll as owning real property within three hundred feet of the property which is the subject of the proposed subdivision. In addition, the property owner and applicant shall be given written notice of the hearing.

In addition, in the case of a proposed conversion of residential real property to a condominium project, community apartment project or stock cooperative project, notice shall be given as required by Government Code S66451.3.

In addition, notice shall be given by first class mail to any person who has filed a written request with the secretary of the planning commission. Such a request may be submitted at any time during the calendar year and shall apply for the balance of such calendar year. The city may impose a reasonable fee on persons requesting such notice for the purpose of recovering the cost of such mailing.

Substantial compliance with these provisions therewith to notice shall be sufficient and a technical failure to comply shall not affect the validity of any action taken pursuant to the procedures set forth in this chapter

or title.

3.

Staff Report. At least three days before any hearing or action upon any tentative map application, any report or recommendation by the staff shall be prepared in writing and delivered to the applicant and, if the project involves a community housing project as defined in this title, to the tenants of the subject property in accordance with Section 66452.3 of the California Government Code.

(Adopted by Ord. 646 on 7/18/1988; Amended by Ord. 798 on 5/16/2011)

16.03.082 - Tentative Map - Minor Subdivisions - Public Hearing and Appeals

A.

Public Hearing and Action by Planning Commission. Within forty-five (45) calendar days of the date of receipt of the requested number of complete copies of the tentative map application for a minor subdivision, pursuant to Subdivision A-4 of Section 16.03.080 the Planning Commission shall conduct a public hearing to review, formally and publicly, the tentative map application for a minor subdivision. The Planning Commission shall cause all written comments received concerning the project to be read into the record of the public hearing as well as any comments put forth by members of the public in attendance. The forty-five day time period for such public hearing may be extended not to exceed one year in the event that a negative declaration or an environmental impact report is required. At the conclusion of the hearing, the Planning Commission shall approve, conditionally approve, or deny the tentative map as prescribed in Section 16.03.086 except as otherwise provided in Section 16.04.010 (requiring City Council approval for minor subdivision maps that include the extension or construction of a new city-maintained street, a subdivision agreement, or bonding).

B.

Appeal. The decision of the Planning Commission may be appealed to the City Council in accordance with Sonora Municipal Code Section 17.62.100 within 10 days after the date of the Planning Commission decision.

C.

Public Hearing Notice. Notice of public hearings pursuant to this Section shall be as provided by Section 16.03.080(B)(2) of this title.

(Adopted by Ord. 798 on 5/16/2011)

16.03.084 - Tentative Map - Major Subdivisions - Public Hearing

A.

Public Hearing by Planning Commission. Within forty-five (45) calendar days of the date of receipt of the requested number of complete copies of the tentative map application for a major subdivision pursuant to Subdivision A-4 of Section 16.03.080, the Planning Commission shall approve, conditionally approve or deny the tentative map as prescribed in Section 16.03.086 and report its decision to the City Council, the

applicant, and the property owner. The forty-five day time period for action upon the tentative map for a major subdivision may be extended not to exceed one year in the event that a negative declaration or an environmental impact report is required.

B.

Action by City Council. Within sixty (60) calendar days, or at its next regular meeting following the Planning Commission's action, whichever is longer, the City Council shall schedule the tentative map for a major subdivision for a public hearing. Said public hearing shall be conducted prior to the City Council taking final action on a tentative map for a major subdivision. The sixty day time period for action upon the tentative map for a major subdivision may be extended not to exceed one year in the event that a negative declaration or an environmental impact report is required.

C.

Public Hearing Notice. Notice of public hearings pursuant to this Section shall be as provided by Section 16.03.080(B)(2) of this title.

(Adopted by Ord. 798 on 5/16/2011)

16.03.086 - Tentative Map - Minor and Major Subdivisions - Findings for Approval, Findings for Denial, Expirations, Extensions, Amendments

A.

Approval—Findings. If the Planning Commission or City Council approves or conditionally approves the tentative map, it shall do so on the basis of listed findings of fact. At a minimum, such listed findings of fact shall include the following:

1.

That the project is in conformance with the City of Sonora General Plan, and

2.

That state required environmental review has been completed.

The Planning Commission or City Council may place conditions upon approval of the tentative map as deemed necessary to fulfill standards and requirements of the City's General Plan, of this or other City ordinances or resolutions, to mitigate identified environmental impacts, to ensure subdivision design is compatible with surrounding land uses and to otherwise fulfill the requirements of the State Subdivision Map Act. No final map or parcel map of all or any portion of the real property included within such tentative map shall be filed until all conditions for approval have been fulfilled.

B.

Denial—Findings. If the Planning Commission or City Council denies the tentative subdivision map it shall do so on the basis of listed findings of fact. Such findings of fact may include specific areas of nonconformance with adopted City ordinances or the State Subdivision Map Act.

The Planning Commission or City Council shall deny approval of the tentative map if it makes any of the following findings:

1.

That the proposed map is not consistent with the City of Sonora General Plan or any specific plans adopted by the City Council; or

2.

That the design or improvement of the proposed subdivision is not consistent with the General Plan and any applicable specific plans; or

3.

That the site is not physically suitable for the type of development; or

4.

That the site is not physically suitable for the proposed density of development; or

5.

That the design of the subdivision or the proposed improvements is likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat; or

6.

That the design of the subdivision or the type of improvements is likely to cause serious public health problems, or

7.

That the design of the subdivision or the type of improvements will conflict with easements acquired by the public at large for access through, or use of, property within the proposed subdivision. In this connection, the governing body may approve a map if it finds that alternate easements for access or for use will be provided, and that these will be substantially equivalent to ones previously acquired by the public. This subsection shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to a legislative body to determine that the public at large has acquired easements for access through or use of property within the proposed subdivision.

C.

Expiration. The approval or conditional approval of a tentative subdivision map shall expire thirty-six (36) months from the date of the approval or conditional approval of the map by the City Council or Planning Commission, as applicable. An extension to the expiration date may be approved as provided in Section 16.03.086(D).

The period of time specified above shall not include any period of time during which a lawsuit has been filed and is pending in a court of competent jurisdiction involving the approval or conditional approval of a

tentative map only if a stay of the time period is approved by the City Council. Within ten (10) days of the service of the initial petition or complaint upon the City, the subdivider shall, in writing to the City Council, request a stay in the time period of the tentative map. Within forty (40) days after receiving such request, the City Council shall either stay the time period for up to five (5) years or deny the requested stay. The request for the stay shall be a public hearing with notice to the subdivider and to the appellant, and upon conclusion of the hearing, the City Council shall, within ten (10) days, declare its findings.

The period of time specified above shall also not include any period of time during which a development moratorium, imposed after approval of the tentative map, is in existence. However, the length of the moratorium shall not exceed five (5) years. Once a moratorium is terminated, the map shall be valid for the same period of time as was left to run on the map at the time that the moratorium was imposed. However, if the remaining time is less than 120 days, the map shall be valid for 120 days following the termination of the moratorium.

Expiration of an approved or conditionally approved tentative map shall terminate all proceedings and no final map or parcel map of all or any portion of the real property included within such tentative map shall be filed without first processing a new tentative map. Delivery to the City Engineer of the approved final map pursuant to Section 16.03.100(E) shall be deemed a timely filing for the purposes of this section.

D.

Extensions.

1.

Request by Subdivider. The applicant or property owner may request an extension of the expiration date of the approved or conditionally approved tentative subdivision map by written application to the Planning Commission (for minor subdivisions) or to the City Council (for major subdivisions). The application shall be filed not less than forty-five (45) days before the map is to expire and shall state the reasons for requesting the extension.

2.

City Council or Planning Commission Action. The Planning Commission (for minor subdivisions) or the City Council (for major subdivisions) shall process the request for extensions in accordance with Section 16.03.080(B) and hold a public hearing for approval or denial. An action by the Planning Commission or City Council approving an extension shall specify the new expiration date of the tentative subdivision map.

3.

Time Limit of Extension. The approved extension or combined extensions shall not exceed three (3) years. The approved extended expiration date shall not be more than six (6) years beyond the date of the action by the Planning Commission (for minor subdivisions) or City Council (for major subdivisions) originally approving or conditionally approving the tentative subdivision map.

E.

Amendments to Approved Tentative Map. Minor changes or amendments to the tentative map may be approved by the Planning Commission (for minor subdivisions) or City Council (for major subdivisions) upon application by the applicant or property owner or on its own initiative provided:

1.

No lots, units or building site are added.

2.

Such changes are consistent with the intent and spirit of the original tentative map approval.

3.

There are no resulting violations of other City ordinances or state laws.

All proposed minor changes or amendments of the tentative map shall be presented to the Planning Commission or City Council, as applicable; for approval. Processing shall be in accordance with Section 16.03.080(B). Any approved amendment shall not alter the expiration date of the tentative map unless an extension is also approved.

(Adopted by Ord. 798 on 5/16/2011)

A.

Generally. Unless otherwise indicated in this section or any other section of this title or within the state Subdivision Map Act, a vesting tentative map shall mean the same, shall be considered the same and shall be processed and acted upon the same as a tentative map except for the following essential differences:

1.

At the time a vesting tentative map is submitted for processing it shall have printed conspicuously on its face the words "Vesting Tentative Map".

2.

At the time a vesting tentative map is filed a subdivider shall also supply the following information:

a.

Height, size and location of buildings;

b.

Sewer, water, storm drainage, and road improvement details;

c.

Information on the uses to which the buildings will be put;

d.

Detailed grading and erosion control plans;

e.

Geological studies (if determined necessary by the city engineer);

f.

Off-street parking and loading plan;

g.

Vehicular and pedestrian circulation plan indicating on-site and off-site improvements or easements necessary to facilitate or insure a safe circulation pattern. Such circulation plan shall be consistent with adopted plans of the city;

h.

Landscaping and tree planting plan.

B.

Fees. Upon filing a vesting tentative map, the subdivider shall pay the fees required by resolution of the city council for the filing and processing of a tentative map.

C.

Expiration. The approval or conditional approval of a vesting tentative map shall expire at the end of the same time period, and shall be subject to the same extensions, established by this title for the expiration of the approval or conditional approval of a tentative map.

D.

Vesting on Approval of Vesting Tentative Map.

1.

The approval or conditional approval of a vesting tentative map shall confer a vested right to proceed with development in substantial compliance with the ordinances, policies, and standards described in Government Code Section 66474.2. However, if Section 66474.2 is repealed, the approval or conditional approval of a vesting tentative map shall confer a vested right to proceed with development in substantial compliance with the ordinances, policies and standards in effect at the time the vesting tentative map is approved or conditionally approved.

2.

Notwithstanding subsection (D)(1), a permit, approval, extension, or entitlement may be made conditional or denied if any of the following are determined:

a.

A failure to do so would place the residents of the subdivision or the immediate community, or both, in a condition dangerous to their health or safety, or both;

b.

The condition or denial is required, in order to comply with state or federal law.

3.

The rights referred to herein shall expire if a final map is not approved prior to expiration of the vesting tentative map as provided in subsection (D)(3)(c). If the final map is approved, these rights shall last for the following periods of time;

a.

An initial time period of two years. Where several final maps are recorded on various phases of a project covered by a single vesting tentative map, this initial time period shall begin for each phase when the final map for that phase is recorded;

b.

The initial time period set forth in subsection (D)(3)(a) shall be automatically extended by any time used for processing a complete application for a grading permit or for design review, if such processing exceeds thirty days, from the date a complete application is filed;

c.

A subdivider may apply to the planning commission for a one year extension at any time before the initial time period set forth in subsection (D)(3)(a) expires. If the extension is denied, the subdivider may appeal that denial as provided by Section 16.03.080;

d.

If the subdivider submits a complete application for a building permit during the periods of time specified in subsections (D)(3)(a) through (c), the rights referred to herein shall continue until the expiration of that permit, or any extension of that permit.

(Adopted by Ord. 646 on 7/18/1988)

16.03.100 - Final Maps - Form, Content and Filing

A.

Generally. The form, contents, accompanying data and filing of final maps shall conform to the provisions of this section. All final maps shall, before submittal for filing in accordance with the provisions of this section have been approved as per the requirements for contents, form, processing and approval of tentative maps found in Sections 16.03.070 through 16.03.090 of this chapter and title.

The final map shall be prepared by or under the direction of a registered civil engineer or licensed land surveyor as required by state law.

The final map shall be based upon an accurate and complete survey of the land to be subdivided as conducted by a registered civil engineer or licensed land surveyor. All monuments, property lines, centerlines of streets, alleys and easements adjoining or within the subdivision shall be tied into the survey. The allowable error of closure on any portion of the final map shall not exceed 1/5,000 for field closures and 1/10,000 for calculated closures.

At the time of making the survey for the final map, the engineer or surveyor shall set sufficient durable monuments to conform with the standards described in Section 8771 of the Business and Professions Code and Article 9 of the Map Act. Other monuments shall be set as required by the city engineer.

B.

Form. The form of the final map shall conform to the state Subdivision Map Act and as provided herein.

The final map shall be legibly drawn, printed or reproduced by a process guaranteeing a permanent record in black on tracing cloth or polyester base film. Certificates, affidavits and acknowledgements may be legibly stamped or printed upon the map with opaque ink. If ink is used on polyester base film, the ink surface shall be coated with a suitable substance to assure permanent legibility.

The size of each sheet shall be eighteen by twenty-six inches. A marginal line shall be drawn completely around each sheet, leaving an entirely blank margin of one inch. The scale of the map shall be not less than one inch equals one hundred feet, or as may be necessary to show all details clearly, and enough sheets shall be used to accomplish this end. The particular number of the sheet and the total number of sheets comprising the map shall be stated on each of the sheets, and its relation to each adjoining sheet shall be clearly shown. When four or more sheets including the certificate sheet are used, a key sheet will be included.

All printing or lettering on the map shall be of one-eighth inch minimum height and of such shape and weight as to be readily legible on prints and other reproductions made from the original drawings.

The final form of the final map shall be as approved by the city engineer.

C.

Contents. The contents of the final map shall conform to the Subdivision Map Act and as provided herein.

1.

Boundary. The boundary of the subdivision shall be designated by a heavy black line in such a manner as not to obliterate figures or other data.

2.

Title. Each sheet shall have a title showing the subdivision number and name and the location of the property being subdivided with reference to maps which have been previously recorded, or by reference to

the plat of a United States Survey. The following words shall appear in the title, "In the City of Sonora". The deed reference of the subject parcel shall be indicated.

3.

Certificates. The certificates as required by state law shall be shown or referenced on the map, or preferably on the cover sheet.

4.

Scale, North Point and Basis of Bearings. There must appear on each map sheet the scale, the north point and the basis of bearings. The basis of bearings shall be selected upon consultation with the city engineer. A symbol legend to reference maps shall appear on each map sheet.

5.

Linear, Angular and Radial Data. Sufficient linear, angular and radial data shall be shown to determine the bearings and lengths of monument lines, street centerlines, the boundary lines of the subdivision and of the boundary lines on every lot and parcel which is a part thereof. Length, radius tangent distance and total central angle of all curves shall be shown. Ditto marks shall not be used in the dimensions and data shown on the map. Record data and measured data shall both be shown.

6.

Monuments. The location and description of all existing and proposed monuments shall be shown. Monuments shall be set at the following locations as required by the city engineer:

a.

The intersection of street centerlines.

b.

At all property corners.

c.

At other locations as may be required by the city engineer.

Monuments set shall be sufficient in durability and efficiently placed so as not to be readily disturbed. All monuments shall be identified or solidly tagged with the certificate number of the civil engineer or land surveyor setting the monument and filing the map. Monuments shall be of the character and shall be set in accordance with the following guidelines:

a.

Earth areas not subject to disturbance - Monuments shall be a minimum of three-fourths-inch I.D. galvanized iron pipe or five-eighths-inch square or round reinforcing bar thirty inches long and driven a minimum of twenty-four inches into the earth. A plastic plug or brass tag bearing the certificate number shall be solidly attached to the monument.

b.

Concrete areas, sidewalks less than six inches in thickness, paved driveway areas, subject to disturbance - Monuments as per the above paragraph shall be drilled through the concrete area and set flush to the surface. A brass tag with the certificate number shall be solidly attached to the top of the monument.

c.

Massive concrete areas, next to or on concrete or masonry structures, and other areas as approved by the city engineer - Monuments shall be of the character as specifically approved by the city engineer. Where located next to or on structures, the map shall specifically reference the position of the monument in relationship to the structure.

d.

Paved areas with public thoroughfares - Monuments as per subsection (a) shall be set in monument wells with traffic covers as per a standard approved by the city engineer. Said monument well shall be set flush to the pavement with sufficient structure to prevent movement under traffic load.

All alternate monumentation shall be specifically approved by the city engineer prior to placement.

7.

Lot Numbers. Lot numbers shall begin with the number one in each subdivision and shall continue consecutively with no omissions or duplications except where contiguous lands, under the same ownership, are being subdivided in successive units in which even lot numbers may begin with the next consecutive number following the last number in the preceding unit. Each lot shall be shown entirely on one sheet of the final map.

8.

Adjoining Properties. The adjoining corners of all adjoining subdivisions shall be identified by subdivision number or name when not identified by official number and reference to the book and page of the filed map showing such subdivision; and if no such subdivision is adjacent, then by the name of the owner and reference to the recorded deed by book page number for the last recorded owner of such adjacent property.

9.

Street Names. The names of all streets, alleys, or highways within or adjoining the subdivision shall be shown.

10.

Dedication of Easements. Easements for roads or streets, paths, drainage, sanitary sewers, electrical or other public use as may be required, shall be dedicated to the public for acceptance by the City or other public agency, and the use shall be specified on the map. If at any time the final map is approved, any streets, paths, alleys or drainage easements are not accepted by the City Council or City Engineer, the offer of dedication shall remain open and the City Council may, by resolution at any later date, accept and open

the streets, paths, alleys or storm drainage easements for public use, which acceptance shall be recorded in the office of the County Recorder.

All easements of record shall be shown on the map, together with the name of the grantee and sufficient recording data to identify the conveyance, e.g., recorder's serial number and date, or book and page of Official Records.

Easements not disclosed by the records or in the office of the County Recorder and found by the surveyor or engineer to be existing, shall be specifically designated on the map identifying the apparent dominant tenements for which the easement was created.

The sidelines of all dedicated easements of record shall be shown by dashed lines on the final map with the widths, lengths and bearings of record. The width and location of all easements shall be approved by the City Engineer.

D.

City Approval of Final Map.

1.

Submission of Preliminary Prints and Data. Not less than sixty days prior to the expiration of the tentative map, the subdivider shall submit two sets of prints of the final map to the city engineer for checking. The preliminary prints shall be accompanied by two copies of the following data, plans, reports and documents in a form as approved by the city engineer. The engineer's or surveyor's statement shall be executed on the preliminary print.

a.

Improvement Plans. Approved improvement plans, estimate, and improvement agreement as required by Chapter 16.04 of this title if improvements are to be bonded.

b.

Soils Report. For subdivisions and when required for parcel maps, a soils report prepared by a registered civil engineer, or letter of waiver in accordance with Article 7 of the Subdivision Map Act.

c.

Preliminary Map Report. A title report showing the legal owners at the time of submittal of the final map, easements, exceptions, tax status, and liens.

d.

Deeds for Easements of Rights-of-Way. Deed for easements of rights-of-way required for road or drainage purposes which have not been dedicated on the final map. Written evidence acceptable to the city in the form of rights-of-entry or permanent easements across private property outside of the subdivision permitting or granting access to perform necessary construction work and permitting the maintenance of the facility.

e.

Traverse Closures. Traverse closures for the boundary blocks, lots, easements, street centerlines and monument lines. The error of field closures in the traverse around the subdivision and around the interior lots or blocks shall not exceed one part in ten thousand (1/10,000).

f.

Hydrology and Hydraulic Calculations. Complete hydrology and hydraulic calculations of all storm drains, when required in the conditions of approval of the tentative map.

g.

Organization Documents. The submittal of the final map or parcel map shall include the proposed

declaration of covenants, conditions and restrictions, and all other organizational documents for the subdivision in a form as prescribed by Section 1355 of the Civil Code of the state of California, when required in the conditions of approval of the tentative map. All documents shall be subject to review by the city engineer and city attorney.

h.

Receipt for final map check fees, as set by resolution.

i.

Any additional data, reports, or information as required by the city engineer.

2.

Return to Subdivider's Engineer for Correction. Upon completing the preliminary check, the city engineer shall within fifteen calendar days note the required corrections on the preliminary prints, reports and data and return one set to the subdivider's engineer for revision.

3.

Resubmittal(s) of Preliminary Prints and Data. The subdivider's engineer shall return the check print and shall submit two sets of the revised map, reports and data to the city engineer. After checking the revisions, one set shall be returned within fifteen calendar days to the subdivider's engineer marked "approved as submitted", "approved when corrected as noted", or "revise and resubmit".

E.

Filing.

1.

Approval by the City Engineer. Upon receipt of an approved print, the subdivider shall submit the original tracing of the revised map, prepared in accordance with the Subdivision Map Act and this chapter and corrected to its final form, to the city engineer. All owners, trustee and tax certificates shall be executed on the map.

The city engineer shall sign the appropriate certificate and transmit the original to the city clerk.

2.

Approval by the City Council.

a.

The final map, upon execution by the city engineer, together with the complete subdivision improvement agreement, shall be placed on the city council agenda for their approval. The city council shall at the meeting at which it receives the map or, at its next regular meeting after the meeting at which it received the map, approve the map if it conforms to all the requirements of this chapter and any local subdivision ordinance applicable at the time of approval or conditional approval of the tentative map and any rulings made thereunder or, if it does not so conform, disapprove the map.

b.

If the council does not approve or disapprove the map within the time prescribed by subsection (E)(2)(a) above, or any authorized extension thereof, and the map conforms to all said requirements and rulings, it shall be deemed approved, and the clerk of the city council shall certify its approval thereon.

3.

Denial by the City Council. The city council shall deny approval of the final map upon making any of the findings contained in Section 16.03.080(D)(2) of this chapter.

The city council shall not deny approval of the final map if the council finds that the final map is in substantial compliance with the previously approved tentative map.

4.

Filing with the County Recorder. Upon approval of the final map by the city council and receipt of the improvement security by the city, the city clerk shall execute the appropriate certificate on the map, and forward the map to the city engineer for final review prior to recording. Upon receipt of a final map guarantee, tax separation forms, recording fees, and other forms required by the county recorder, the city engineer shall transmit the final map to the county recorder for recording along with other documents.

5.

Multiple Final Maps. Multiple final maps relating to an approved or conditionally approved tentative map may be filed prior to the expiration of the tentative map if:

a.

the subdivider, at the time the tentative map is filed, informs the planning department of the subdivider's intention to file multiple final maps on such tentative map, or

b.

after filing of the tentative map, the city council and the subdivider concur in the filing of multiple final maps.

In providing such notice, the subdivider shall not be required to define the number or configuration of the proposed multiple final maps. The filing of a final map on a portion of an approved or conditionally approved tentative map shall not invalidate any part of such tentative map. The right of the subdivider to file multiple final maps shall not limit the authority of the city council to impose reasonable conditions relating to the filing of multiple final maps.

(Adopted by Ord. 646 on 7/18/1988; Amended by Ord. 798 on 5/16/2011)

16.03.110 - Parcel Maps - Form, Content and Filing

A.

Generally. The form, contents, submittal, approval and filing of parcel maps shall conform to the provisions of this section and the state Subdivision Map Act.

All parcel maps shall, before submittal for filing in accordance with the provisions of this section, have been approved as per the requirements for contents, form, processing and approval of tentative maps found in Sections 16.03.070 through 16.03.090 of this chapter.

B.

Survey Required. An accurate and complete survey of the land to be subdivided shall be made by a registered civil engineer or licensed land surveyor. All monuments, property lines, centerlines of streets, alleys and easements adjoining or within the subdivision shall be tied into the survey. The allowable error of closure on any portion of the parcel map shall not exceed 1/5,000 for field closures and 1/10,000 for calculated closures.

C.

Form. The form of the parcel map shall conform to final map form requirements as specified by Section 16.03.100(B) of this chapter.

D.

Contents. The contents of the parcel map shall conform to final map content requirements as specified by Section 16.03.100(C) of this chapter and as modified herein.

City clerk's statement shall be as specified by the city engineer.

Lots shall be designated by letters commencing with "A".

E.

Preliminary Prints and Data. The subdivider shall submit two sets of prints of the parcel map to the city engineer for checking. The preliminary prints shall be accompanied by two copies of the data, plans, reports and documents as required for final maps by Section 16.03.100(D)(1), and as modified herein.

The city engineer may waive any of the requirements of Section 16.03.100(D)(1) upon finding that the location and nature of the proposed subdivision is such as not to necessitate compliance with the requirements of said section. Any additional information or documents required shall be as specified with the conditions of approval of the tentative map.

The checking and approval of preliminary prints and data by the city engineer shall be as required for Section 16.03.100(D)(2) and (D)(3) of this chapter.

F.

Filing Parcel (Minor Subdivision) Maps, Offers of Dedication.

1.

Minor subdivisions involving offers of dedications for a city-maintained street or where a subdivision agreement or bonding is required shall require City Council approval in accordance with Section 16.03.084. Filing of such maps shall be in accordance with Section 16.03.100(E).

2.

Where no offers of dedications as described in the preceding paragraph (F)(1) are required or made by the final map, the City Engineer is authorized to approve (and file) the map after review of the map by the Community Development Director. Upon receipt of the Director's approval, a Final Map Guarantee, executed tax collector certificate, tax separation forms, recording fees, and other forms required by the County Recorder, the City Engineer shall transmit the final map to the County Recorder for recording along with other documents.

3.

The City Engineer is authorized to accept dedications for privately- maintained streets and utilities by deed or map and is authorized to sign certificates of acceptance or deeds of dedication for minor subdivisions.

G.

Waiver of Parcel Map Requirements. The city council may waive the requirements for a parcel map for the following land divisions if they find that the proposed division complies with the requirements of state law, this title, and other local ordinances as to area, improvement and design, floodwater drainage control, appropriate improved public roads, sewage disposal, water supply availability, and environmental protection.

1.

Division of real property or interests therein created by probate, eminent domain procedures, partition, or other civil judgements or decrees; or

2.

A division of property resulting from the conveyance of land, or interest therein, to a public agency for a public purpose such as school sites, public building sites, or rights-of-way for streets, sewers, utilities,

drainage, etc.

In any case where waiver of parcel map requirements is approved, the city engineer shall cause to be filed with the county recorder a certificate of compliance bearing a legal description of the boundaries for the land as divided.

(Adopted by Ord. 646 on 7/18/1988; Amended by Ord. 798 on 5/16/2011)